Get clear, unbiased property insights before you make your next move.

The scatterplot shows recent matched transactions by remaining lease. This helps you see whether actual transaction PSF is clustering above, near, or below the lease-adjusted fair PSF curve.

The dotted line is the 99-year baseline PSF: the app's local benchmark before lease adjustment. The orange curve applies a non-linear lease decay formula to that baseline, so the estimate falls gradually at first and more sharply as the remaining lease gets shorter. The green line matches the report tile: it is the estate fair PSF median after lease adjustment across the recent matched transactions, not the 99-year baseline.

For HDB, the baseline is derived from recent local transactions for the selected town and flat type where lease data is usable. For private condos and landed homes, it is derived from local freehold/999-year or long-lease benchmark records where possible.

For HDB reports, the app first looks for at least 20 recent local resale transactions with 80 or more years remaining. It uses all valid rows in the latest four quarters, converts them to a 99-year-equivalent PSF where needed, adjusts older quarters toward the latest baseline quarter, and uses a recency-weighted 65th percentile rather than a simple median. It then applies: Fair PSF = baseline PSF × (remaining lease / 99)^k, with k = 0.6 by default.

For private condos and landed homes, the app first looks for at least 20 recent local freehold or 999-year resale/sub-sale benchmark records for the selected geography. It uses the same recency-weighted 65th percentile approach so recent pricing carries more weight than older quarters. If that local benchmark is too thin, it can use all recent local leasehold records with at least 80 years remaining and convert their PSF back to a 99-year-equivalent proxy. It does not use a broader national proxy for the Fair PSF baseline.

If actual PSF is below Fair PSF, the unit or estate may look better value on a tenure-adjusted basis. It is still not a valuation, because it does not adjust for floor, facing, renovation, block condition, exact location, or buyer preference.